This isn't a paper product, it's physical. 

The location and the fundamentals are always great, and even if you don't change the physical structure of the building, you'd be surprised how much a burger king or chase bank thats just been painted different colors looks nothing like the original.   

I'm an out of state investor and busy healthcare professional therefore I can't possibly be physically checking on my properties. 

They don't have to be physically in the state they do business in just licensed in that state. 

  -  First, cap rates could range very widely here in Hampton roads depending on factors such as the neighborhood, physical condition, value add potential, and quality of the tenants. 

Like how would you describe the danger of just physically being in there? 

Your HILP is spread over 7 key areas of your life, family, social, financial, physical, spiritual, societal, and vocational.

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

Some states do this mandatorily but I just think its good business sense.Having all parties physically sit down and find the solution is what has worked for me in the past.

If she is willing, introduce her to some books (physical or ebooks or audiobooks), podcasts, or social media pages.If she's not, you'll need to reflect upon the nature of your relationship and how you handle finances.